750 NW 50th St · Brimson, MO 64642

$142,000

4 bd · 1.0 ba · 2,048 sqft · SingleFamily public records · 46 Days on market

Built 1880 1.40 ac lot

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Why this score? — see what drove the C- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +18.9/30.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• Appreciation +5.0/10.0
• 1% rule +3.8/10.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.2/5.0

Listing remarks MLS

This charming farmhouse, nestled on a 1.4-acre homestead, has been cherished by one family for generations and now presents a rare opportunity for you to own an incredible property at an extraordinary price. The stunning garden alone is enough to captivate you! Imagine stepping onto the covered porch and entering a spacious eat-in kitchen that flows into a vast living room, perfect for entertaining friends and family. This home boasts four bedrooms, one bathroom, a substantial laundry room, and a large storage room that once served as the old schoolhouse. Additionally, a 26x48 outbuilding, storage cellar, carports, and extra shops complete this once-in-a-lifetime offer.

Key facts

• Covered porch
• Former schoolhouse
• Picturesque lot

Tags

• PICTURESQUE LOT
• COVERED PORCH
• EAT-IN KITCHEN
• SPACIOUS LIVING ROOM
• DEDICATED LAUNDRY ROOM
• FORMER SCHOOLHOUSE

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $142k.

Deal economics

• At list price, monthly cash flow is $146 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $124k (12.5% below list).
• Recommended offer: $124k (12.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 45/100 on livability (#958 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: schools F, amenities F, commute F.
• Trenton R-IX (town): math 28% / reading 43% proficiency, ranked #223 of 324 in MO (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 4 active listings in the ZIP; 2 units permitted in Grundy County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($982 loan paydown + $4k appreciation (3.0% local appreciation)).
• Grundy County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $40k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $124,280 (12.5% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.88% ✗
• Cap rate: 7.53%
• Cash-on-cash: 4.41%
• DSCR: 1.20
• GRM: 9.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.6%
• Equity multiple: 1.66×
• Total profit: $26,352
• Equity at exit: $63,849

10-year hold

• IRR: 13.7%
• Equity multiple: 3.03×
• Total profit: $80,678
• Equity at exit: $98,399

Cash invested: $39,760 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 81 Strongly Landlord-Friendly
• State Missouri: 81 Strongly Landlord-Friendly · R+10
• County: — inherits STATE
• City: — inherits STATE

Generally landlord-friendly; St Louis has some habitability requirements.

Methodology + full state rankings →

ZIP-level market 64642

• Active inventory: 4
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,243 medium
• Mortgage (P&I): −$745
• Tax from tax record: −$32 /mo · $380/yr
• Insurance: −$59
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $146

Break-even live

Break-even rent $1,058

Max offer price $142,000

Occupancy floor 83%

Sensitivity live

Price	-10% $227	-5% $186	+0% $146	+5% $106	+10% $66
Rent	-10% $48	-5% $97	+0% $146	+5% $195	+10% $244
Rate	-1.0pp $218	-0.5pp $182	base $146	+0.5pp $109	+1.0pp $72

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $35,500
• Closing costs: $4,260
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2025-11-03
   status Pending
2. 2025-10-01
   status Active
3. 2025-07-31
   status Pending
4. 2025-07-18
   listed $142,000 Active
5. 2024-11-22
   soldstatus Closed 678-char remark

   Show marketing remark (678 chars)

   This charming farmhouse, nestled on a 1.4-acre homestead, has been cherished by one family for generations and now presents a rare opportunity for you to own an incredible property at an extraordinary price. The stunning garden alone is enough to captivate you! Imagine stepping onto the covered porch and entering a spacious eat-in kitchen that flows into a vast living room, perfect for entertaining friends and family. This home boasts four bedrooms, one bathroom, a substantial laundry room, and a large storage room that once served as the old schoolhouse. Additionally, a 26x48 outbuilding, storage cellar, carports, and extra shops complete this once-in-a-lifetime offer.

6. 2024-10-02
   status Pending 678-char remark

   Show marketing remark (678 chars)

   This charming farmhouse, nestled on a 1.4-acre homestead, has been cherished by one family for generations and now presents a rare opportunity for you to own an incredible property at an extraordinary price. The stunning garden alone is enough to captivate you! Imagine stepping onto the covered porch and entering a spacious eat-in kitchen that flows into a vast living room, perfect for entertaining friends and family. This home boasts four bedrooms, one bathroom, a substantial laundry room, and a large storage room that once served as the old schoolhouse. Additionally, a 26x48 outbuilding, storage cellar, carports, and extra shops complete this once-in-a-lifetime offer.

7. 2024-09-26
   listed $125,000 Active 678-char remark

   Show marketing remark (678 chars)

   This charming farmhouse, nestled on a 1.4-acre homestead, has been cherished by one family for generations and now presents a rare opportunity for you to own an incredible property at an extraordinary price. The stunning garden alone is enough to captivate you! Imagine stepping onto the covered porch and entering a spacious eat-in kitchen that flows into a vast living room, perfect for entertaining friends and family. This home boasts four bedrooms, one bathroom, a substantial laundry room, and a large storage room that once served as the old schoolhouse. Additionally, a 26x48 outbuilding, storage cellar, carports, and extra shops complete this once-in-a-lifetime offer.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MO · Resets to sale price

• Current annual tax: $380 · $32/mo
• Projected year-2 tax: $1,377 · $115/mo
• Expected delta: +$997/yr (+$83/mo · 262.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,914
• − Mortgage interest: −$7,954
• − Property taxes: −$380
• − Insurance: −$710
• − Repairs & maintenance: −$1,193
• − Management: −$1,193
• − Depreciation: −$4,131
• Taxable loss: −$648
• Est. tax savings @ 24.0%: +$156
• After-tax cash flow: $1,911/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Trenton R-IX
• NCES district ID: 2930360
• Math proficiency: 28% ▼ -7.00%
• Reading proficiency: 43% ▼ -4.00%
• Median HH income: $37,586
• Composite: 29.52/100
• National rank: #6499
• State rank: #223 of 324 in MO

Livability — Brimson

• Score: 45/100
• State rank: #958
• US rank: #26551

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment F Housing F Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brimson, MO
• Population (ZIP): 694

Population outlook (Grundy County) Hauer SSP2

• Today (2025): 9,586 people
• By 2030: 9,298 · -3.0%
• By 2040: 8,783 · -8.4%
• By 2050: 8,262 · -13.8%
• By 2075: 7,011 · -26.9%
• By 2100: 5,650 · -41.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 6% Hispanic / Latino 5% Black 1%
• Common ancestry: Scotch-Irish 4% Slovak 3% Iranian 2%
• Foreign-born: 2% · Canada

Political lean MEDSL · Grundy

• 2024 margin: Solid R (+63.6) · D 17.8% · R 81.4%
• 2008→2024 swing: -33.5pp toward R · 2008: -30.1pp · 2024: -63.6pp
• All cycles: 2024: R+63.6 2020: R+62.8 2016: R+60.8 2012: R+41.6 2008: R+30.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.84%
• F500 in state: 20

Industry mix (Fortune 500 HQ in MO)

Industry	F500 HQs	Revenue
▸Healthcare	1	$163B
▸Insurance	1	$21B
▸Industrial Technology	1	$17B
▸Retail	1	$16B
▸Industrial Distribution	1	$10B
▸Utilities	1	$9B

Price history

+13.6% since first listed

7 events — show timeline

• 2025-11-03 Pending — Heartland MLS as Distributed by MLS Grid
• 2025-10-01 Relisted — Heartland MLS as Distributed by MLS Grid
• 2025-07-31 Pending — Heartland MLS as Distributed by MLS Grid
• 2025-07-18 Listed $142,000 Heartland MLS as Distributed by MLS Grid
• 2024-11-22 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2024-10-02 Pending — Heartland MLS as Distributed by MLS Grid
• 2024-09-26 Listed $125,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+3.8%/yr

Latest (2025): $380 · +14.3% YoY. Source: county tax records.